Some of my clients we take care of there accounts are Pilot gas stations, Flying John, Wells Fargo Bank, Backyard Burger, and Legacy Apartments.

Here's the deal on the table: Off-market listing via a wholesaler, Asking $75K3/1, 1000 sq ft, Section 8 tenant in place on month to month lease (Rent=$650/month which is way under market)Home condition: Nothing I would live in, but no leaks, walls in tact, newer mechanicals/systems (hot water heater, home has a gas furnace) are all in good condition and are fine for a section 8 tenant.

Long as gas isn't on no big deal, couple of elbows and you're good to go. 

It has common water and gas but separate electric meters.

Repairs do not have to recapture when you sell the house too.)UtilitiesPre rental expenses ( expenses incurred before finding a tenant )If you use your Car: This can include- oil changes, Maintenance, gas, repairs, parking, tolls, and depreciation.

The alternative would be to upgrade the house to a natural gas generator to kick on when the power goes out - but you're looking at about a $3,500 bill for the equipment plus an electrician's time.I'm not sure it's really worth it.

 I'll respectfully disagree with the "no benefit to cash" statements.When I'm representing a seller, we LOVE all cash deals, because it eliminates the whole underwriting process.That's where deal get wrapped around the axle - borrower's DTI changes before closing, property appraisal comes in low, property is with 300 feet of a gas station (yes, that's a real thing with FHA), sudden unrelated expenses come up during underwriting and borrower has insufficient cash on hand to close, down payment cash is gifted from a source the lender won't approve of (think close friend, second cousin), cash gifts are not seasoned, FHA/VA/USDA appraiser sees peeling paint, broken window, crumbly steps, etc., not to mention that it also eliminates the financing contingency.A cash buyer eliminates all of those landmines, making it a MUCH stronger offer than one with financing, even if the all cash offer is somewhat lower.

I have no desire to unduly penalize these folks, but obviously this is a huge hassle and it has cost me advertising expenses, time, gas, utilities and a month of vacancy.

We put on the riot gear and sometimes tear gas depending on his mood.  

Do everything separate for each half, water, HVAC, gas/electric etc.